An inland residential pocket between Kerobokan and Canggu, ten minutes from either beach and favoured by long-stay expat families over short-stay tourists. DNA folds its Airbnb pins into the Kerobokan bucket, so the measured figures below are Kerobokan-wide.
Umalas has no separate Airbnb bucket in BrixfoxDNA. The figures below are measured across the wider Kerobokan bucket, which includes Umalas — not Umalas alone.
Listing-weighted across Jul 2026–Sep 2026 · USD
2,789
Tracked Listings
57%
Occupancy
$270
Median ADR
$5,475
Revenue / Month
Occupancy and ADR are observed from live Airbnb calendars across Mar 2026–Jan 2027 (31,891 listings tracked, counted over Dec 2026's calendars, the best-covered month), shown in USD. ADR reflects asking prices; upcoming months show booking pace to date and typically rise as the month approaches.
Over Jul 2026–Sep 2026, the 2,789 tracked Airbnb listings in the wider Kerobokan bucket that includes Umalas ran 57% occupancy, level with the 58% Bali-wide weighted mean. The listing-weighted median nightly rate was $270, 1.23× the $219 Bali figure; 2-bedroom units, the largest tracked size band at 769 listings, averaged $155 at 60% occupancy. Tracked supply moved from 471 listings in Mar 2026 to 2,789 in Sep 2026, up 492%. 500 villas are listed for sale in Umalas, median asking $363,985, 91% leasehold across the 500 with a stated tenure, the 50 scoring 89.1 or more median 6.7% net yield after tax on all-in cost, median gross yield on all-in cost 13.7% over 439 listings with an estimate.
Complete calendar months only — Mar 2026 to Sep 2026. Occupancy is the listing-weighted share of nights booked; ADR is the listing-weighted median asking rate.
| Month | Occupancy | ADR | Listings |
|---|---|---|---|
| Mar 2026 | 13% | $302 | 471 |
| Apr 2026 | 35% | $313 | 1,508 |
| May 2026 | 39% | $189 | 1,541 |
| Jun 2026 | 41% | $293 | 1,660 |
| Jul 2026 | 60% | $275 | 1,853 |
| Aug 2026 | 60% | $284 | 1,960 |
| Sep 2026 | 54% | $256 | 2,789 |
Booking pace already on the calendar: Oct 2026 57% (3,015 listings) · Nov 2026 26% (3,132 listings) · Dec 2026 20% (3,200 listings) · Jan 2027 11% (300 listings). Forward months fill further as dates approach and are excluded from every figure above.
Weighted over Jul 2026–Sep 2026; listing counts are the latest complete month.
| Size | Listings | Occupancy | ADR | RevPAR |
|---|---|---|---|---|
| Studio | 187 | 38% | $80 | $31 |
| 1-bedroom | 521 | 52% | $128 | $66 |
| 2-bedroom | 769 | 60% | $155 | $93 |
| 3-bedroom | 619 | 59% | $235 | $138 |
| 4-bedroom | 342 | 62% | $405 | $251 |
| 5-bedroom+ | 351 | 62% | $701 | $436 |
Matched on the listing's stated area; a villa described as two areas can appear under both. Prices in USD as listed.
6.7%
Net Yield · Score ≥ 89.1
500
Listings
$363,985
Median Asking
$1,812/m²
Median $/m² Built
91%
Leasehold Share
13.7%
Median Gross Yield
Net yield is the median fully-managed after-tax net on all-in cost of the 50 listings scoring 89.1 or more on BrixfoxScore here (the top decile, ties included), the cut every Brixfox market and region card leads with; the median across all 439 listings with a net figure is 5.9%. $/m² over 499 listings with a stated building size; tenure split over 500 with a stated tenure (9% freehold); gross yield is projected STR revenue over true all-in acquisition cost, over 439 listings with an estimate. Net yield after management, tax and lease write-off is on each property page.
Berawa · Umalas
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